PINE GROVE — Elsie “Jeannine” Hitt considers herself one of the lucky ones.
Others residing at Pine Grove Elderly Housing aren’t as fortunate, she said.
Unbearable heat, flooding, leaky windows, neglected repairs and not being able to contact management when there’s a “non-911” emergency are just some of the problems residents have faced, she said. The complex’s fire alarm system, which went off randomly, was recently replaced.
U.S. Rep. Matt Cartwright, D-17, is looking into the matter.
Meanwhile, Tanya Brown, the facility’s property manager, said the housing complex is HUD compliant. Brown said she passes along residents’ complaints to the property owner, Mark Halteman. Residents are provided with a phone number for a maintenance man, in case of emergencies, she said.
The complex, at 15 Conrad Richter Drive, consists of 24 apartments total; in three, two-story buildings — A, B and C. There’s also a Community Center building, which houses a lounge, office and laundry room.
When asked this May to remove her window air conditioner, Hitt said she had family members who could help her and could afford to purchase an allowable floor model. Some of her neighbors, however, don’t have family close by and many can’t afford a new air conditioner. She’s lived at the complex for nearly five years.
“I had a window air conditioner from the time I moved in and HUD didn’t have a problem with it before,” she said. “The first year I lived here, they did come to my apartment,” she said of the HUD inspector.
Hitt and other residents had letters dated May 6 that were taped to their front doors, alerting them that if they didn’t remove the window air conditioner and comply within 72 hours, they could lose their HUD subsidy.
“Everybody was pretty upset about it,” said Hitt, who suffers from Chronic Obstructive Pulmonary Disease, allergies and asthma.
Hitt, who retired as a nurse, and worked in management, said she thought the situation could have been handled differently.
“I thought it was disrespectful,” she said. “I’d like to talk to the people that own the place, but I don’t know if that’s possible.”.
“It was a terrible situation to place people in the heat,” Hitt’s daughter, Jeannine Leeker, Schuylkill Haven, said.
According to Leeker, there’s been several problems that haven’t been addressed quickly. She said there’s been problems with the elevator not working properly, electrical problems and repairs not being made promptly.
“Not being able to get a hold of someone to address something that happens is the biggest concern. You’re going around in circles,” Leeker said. “There should be someone available any time of day.”
Hitt said residents do have a “Call Bell” available in their bathroom and bedroom. If the call bell is pushed, a light comes on above the residents’ door in the hallway, alerting someone that help is needed. Many times, she said she has gone to check on neighbors, if she sees their call light is on. When Hitt accidently hit the call bell while cleaning, she said no one ever came to check on her. Hitt said it is true that residents do have the number of a maintenance man, however, she believes a management number should be available to tenants, and management should be present on a daily basis. She realizes it’s not an assisted living facility.
Hitt said they replaced the window panes about four years ago, but the window frames stayed the same. When it rains heavily, the windows leak, forcing Hitt to keep towels on the sill.
The complex’s fire alarm system also had problems, she said. It would continue to go off, for no apparent reason. Hitt called the fire company, and the Hose, Hook & Ladder, Pine Grove, responded. Earlier this year, before the HUD inspection in April, a new fire alarm system was installed, Hitt said.
Hitt, 73, is originally from Missouri. In addition to Leeker, her children include Teresa Tocco and Angela Meyer, both of Pine Grove; and John Tocco, of Millersburg. She also has nine grand-children and six great-grandchildren. She said she likes her apartment, it’s centrally located, and she has nice neighbors. When one of her neighbors was recently in distress, Hitt tried to get him assistance, and a fellow resident came to his aide.
An 83-year-old Army veteran, Ed Fritz, climbed into the neighbor’s bedroom window on Memorial Day. His neighbor, a fellow veteran, became locked out of his apartment, because his door lock was broken, and he was unable to contact management to assist. The man needed his heart medication, which was inaccessible inside.
“We used a bench and a step stool, so I could crawl into the bedroom window,” said Fritz, who then opened his neighbor’s front door from the inside.
Fritz was born right next door to Building C, and has been a life-long Pine Grove resident. He resides in Building B now and has lived there for eight years. Fritz served with the Army Engineers from 1953-55, he said.
Fritz said for years he’d had an air conditioner in his window during the summer months, but now purchased a portable, floor model to comply. The 10,000 BTU portable model cost him $278 plus tax.
“They used to come in and would put the air conditioner in for you,” Fritz said. “Then HUD came and said we couldn’t have them any more. They said we couldn’t get out in case of a fire, and I told them that I could get out the other window,” he said. Fritz said residents were previously provided with a list of rules, and one of the rules said that residents could have an air conditioner, and that management would even help them put it in.
Barb Wise moved into Building A a year ago in November. Last summer, she purchased a window model air conditioner, which she said cooled her entire apartment. After this year’s inspection, she was forced to remove it.
“I can’t afford a floor model, and I don’t think they’re as good as the ones in the window,” she said.
Now, she’s left with using a fan to circulate air.
“I get the afternoon sun, and it was 88 degrees in here,” said Wise, originally from Ravine. “It’s elderly abuse.”
Wise visits her neighbor, Hitt, to get cooled off, she said.
“They didn’t give us much time and they could have told us in person, and not just put a piece of paper on our door,” Wise said. “I hope they change their mind. I’ve had neighbors who had air conditioners in their windows for years.”
When it rains, Wise’s bedroom window also leaks.
Wise had trouble with her toilet tank filling up on Memorial Day weekend and had to shut her toilet off. She used the rest room in the Community Center building, and only used her own toilet at night, she said. Someone came to fix the toilet the next day, but now, it’s still not right and only fills up half way, she said.
Another resident, Abigail Benjamin, spent time Thursday in the Community Center, trying to cool down.
“I don’t have the money to buy another one (air conditioner) and I’ll have to wait until I can get more money together,” Benjamin said. “By 9 a.m., it started to feel hot in my apartment, so I came over here.”
Benjamin said she called a PPL help line to see about getting some assistance in purchasing an energy efficient portable air conditioner.
“I just mailed it to PPL to see if I’m eligible for that, but was told it may take a few months,” she said.
Benjamin was born in New York and formerly resided in Meyerstown. She was a CNA. A 1992 car accident left her in a coma, and in intensive care at Hershey Medical Center. She uses a walker today, and said everyone’s prayers from the Assemblies of Yahweh in Bethel helped her recover. She said she moved to the Pine Grove complex because of her faith.
She’s lived at the Pine Grove complex since 2014, first residing in Building C, and then moving into Building B. She used to live on the second floor in Building C.
“Sometimes the lift didn’t work and I’d have to walk down using my walker,” Benjamin said.
Brown, Lebanon, has served as property manager since February 2016.
“We have to comply with the rules,” Brown said. She said the last HUD Real Estate Assessment Center inspection occurred April 26, 2016. Prior to the inspection, Brown said, she went to every apartment, and asked occupants if there were any items that needed addressed, repaired or replaced.
After the April 26 HUD inspection, the inspector said that the facility had 72 hours in which to comply, Brown said. The air conditioners in the windows were the only issue, she said.
“We passed the inspection and everything was good,” she said.
Residents cannot have window air conditioning units, she said, due to it being a safety issue in the event of an emergency. The large living room windows — where the air conditioners fit — are the ones big enough for people to exit, if they need to, in addition to their front door. HUD code requires there to be two exit ways. If the air conditioner is in the window, the window can’t be used as an exit.
HUD randomly selects the apartments it wants to inspect. Brown said the inspection always includes a minimum of five units. This year, she said, 13 units were inspected.
Brown said the facility had to take photos before, and after corrections, demonstrating to HUD that the appropriate measures were taken, and items fixed.
“As far as HUD is concerned, everything is up to code,” she said Friday.
“We’re trying to help them as much as we can,” Brown said, of residents dealing with the air conditioning situation. Brown offered to host a sidewalk sale at the facility, where residents could sell their window air conditioners, if they wished. She’s also checked online pricing for portable, floor models and shared information with residents. She’s offered to mail requests to PPL from residents seeking help in purchasing energy efficient air conditioners.
“We want them to be safe and happy,” she said.
Any resident who wanted to escape the heat was welcome to come into the complex’s Community Center, where a large, gathering area is air-conditioned.
“In their lease, it says that they are responsible for their own air conditioners,” Brown said. Residents also pay for their own electricity. There is currently no central air conditioning, and the apartments use electric heat.
“I have an open-door policy,” Brown said. “I listen to them, and then send it where it needs to go. On a lot of these things, I’m waiting to hear back (from the owner).” She confirmed the facility is owned by Halteman, of Pine Grove Associates LLC.
Although she’s fairly new at the facility, Brown said it was her understanding that some residents had their window air conditioners in before, and were not asked to remove them other years.
On the issue of not having a number to call in case of emergencies, Brown said, residents have the number of a maintenance man who they can call. Brown’s on-site two days a week, on Tuesdays and Fridays from 8 a.m. to 1 p.m.
“We were discussing the possibility of having another part-time maintenance person on-call. We talked about it yesterday,” Brown said Friday.
Brown was unaware why the name and an old phone number for the “Schuylkill County Housing Authority” was still on the complex’s outdoor sign. Thomas “Tim” Hale, the authority executive director, said it’s been 20 years or longer since the authority was part of the management agency for the Pine Grove facility.
“There’s no involvement,” Hale said.
Joseph Kephart, of Kephart’s General Contracting, Pottsville, serves as the maintenance personnel for the facility. He said Tuesday he has worked for the management of the complex for two years.
“Those apartments are very well taken care of,” he said. Kephart said he was never meant to be the sole emergency contact. The previous property manager used to give her number to residents, in addition to his, he said.
“Any issues are addressed usually within a day,” he said, “but my hands are tied. I can’t do anything without the owner’s permission.”
Nika V. Edwards, Regional Public Affairs Officer, U.S. Dept. of Housing and Urban Development, Region III/Mid-Atlantic Region, Philadelphia, said the complex is privately owned and managed, and recommended speaking with Halteman about any maintenance questions. A FOIA request is required for physical inspection reports, Edwards said. The Republican-Herald filed a request, and it was received Monday, Edwards confirmed. Information will be forthcoming from Sheppard V. Williams, HUD FOIA Liason.
The Department has 20 working days within which to make a determination on the request unless unusual circumstances exist. Under unusual circumstances, such as an agency’s backlog, or the need to examine a voluminous amount of records required by the request, HUD can extend the 20-day time limit for processing a request. Based upon HUD’s experience and current inventory, it is estimated that it may take 25 working days to complete processing of the request.
The Republican-Herald left a business card with contact information with Brown, and also made repeated phone calls to Halteman’s number, which was provided by HUD. That number continually rang as busy.
Ian Miller, a service bureau analyst for Paulhus and Associates, provides compliance services for Pine Grove Elderly Housing.
“I wanted to let you know, we received your information. Unfortunately, the owner of Pine Grove (Elderly Housing) is out of town at the moment. We are currently in discussion with him to provide a full response to your inquiry,” Miller wrote in an email Monday afternoon.
In an email sent Tuesday morning, Miller wrote: “We understand that one of the tenants spoke with you about their grievances with the housing complex. We believe the tenant’s main concern is with the recent issue regarding window air conditioners. The Department of Housing and Urban Development conducted a property inspection on 4/26/16. This inspection is required for all properties that receive funding through HUD. During the inspection, the HUD inspector pointed out that some of the tenants had personal window air conditioners in their apartments and that this was a safety issue. According to HUD inspection guidelines, every apartment must have two means of escape. The door being one, and due to building design the window is the second avenue of escape. HUD and Pine Grove Elderly Housing takes safety issues very seriously. As a result, HUD requires proof that the issue was resolved within 72 hours of the inspection. I have attached a copy of the Healthy and Safety report, identifying the blocked egress issue. Some information has been redacted due to privacy. I have also attached a copy of a document released by HUD called ‘Physical Inspection FAQs’. Point 8 starting on page 2, identifies the specific regulation on blocked windows.”
On the Exigent Health and Safety Notification Form, dated April 26, 2016, it shows the HUD inspector’s name as Eric Hodge; and lists six deficiencies — with four of them involving the blocked/unusable emergency fire exits via the windows. Two other deficiency details are redacted. Information Miller supplied also details when an object constitutes a “Life Threatening Health and Safety Hazard” if it is placed in front of a window. It states: “Items blocking a window or door only create a blocked/unusable emergency fire exit deficiency on the third or lower floors. All floor areas must have a minimum of two independent unobstructed exits.” It also explains if the window is blocked by a window air conditioner, furniture or any other obstruction, including inoperable window sash and the area has only one exit door, the inspector must record a blocked/unusable deficiency.
“It is getting a little warmer than it was back in April, so we can see why not having an air conditioner can be an issue for the tenants,” Miller wrote. “In the past four weeks we have been working to assist them. Schuylkill County Area Agency on Aging was contacted, but we were told they do not supply air conditioning units or fans. We have also done some research for the tenants on options that would stay within the guidelines including fans, and portable air conditioners. Tenants do have the option to utilize the Community Building, as well which is air conditioned,” Miller said in his email.
The office of U.S. Rep. Matt Cartwright, R-17, has begun searching for answers.
“Our office has contacted HUD regarding this issue and we are waiting for a response,” Deputy Chief of Staff Shane Seaver, communications director, said Tuesday afternoon.
Up until Monday, Cartwright’s office had no complaints about the facility.
Cartwright’s office needed a direct written communication to the congressman from a resident or residents; and a privacy release form — that his office can supply — that allows his office to raise the matter on their behalf with HUD, Seaver explained.
“Sometimes such landlord-tenant-regulatory issues can be worked out, and, with a little more information, my office may be able to assist,” Seaver’s email said.